1/23/2024 0 Comments Plaster ceilingFor added strength, lining paper can be applied over the surface to match the surrounding original ceilings. Once any loose or damaged areas have been isolated they can be cut out and either infilled with plasterboard or reconstructed by securing or replacing loose laths before replastering. More serious repair work is likely to be required with historic lath and plaster ceilings. Hairline cracks between boards may only need localised decorative attention with flexible filler and emulsion, although in some cases, all the joints between boards and room edges will need to be scrim taped and filled before a fresh coat of ceiling plaster is applied.Ĭracking linked to different rates of thermal expansion between adjacent materials at ceiling edges, and which is not structurally significant, can often simply be concealed with coving fitted between the walls and ceilings. Bowed or damaged areas can simply be cut out and patched with new sheets of plasterboard before filling and taping the joints, then plastering to match the surrounding surfaces. Modern plasterboard ceilings are surprisingly durable and in most cases can accommodate water leakage or localised movement without major trauma. This largely depends on the types of ceiling you are dealing with. The cost of an average RICS Homebuyer Survey might be around the £450 mark, with a slightly lower fee for a structural engineer’s report to diagnose specific cracking. Checking the size and condition of the joists that form the ceiling structure is obviously fundamental, as is looking for any alterations or unusual loadings, along with possible environmental issues such as excessive heat or moisture.Īny movement elsewhere in the building needs to be investigated and appropriate solutions devised. See Either way, diagnosing the true causes of cracking can often call for methodical detective work, starting with an assessment of the age, materials and location of But as an existing homeowner, if you notice fresh cracks appearing it’s probably worth instructing a structural engineer to focus on the specific issue rather than paying for house surveys such as a ‘whole house survey’. If remedial work is required, this is normally explained in the report with a red or amber ‘condition rating’ indicating the level of seriousness. Who can diagnose structural cracks?Ĭhartered surveyors carrying out building surveys for home-buying clients routinely flag up the presence of ceiling cracks. Any loose laths should be checked for timber decay, and any defective areas isolated before carrying out localised repair or replacement work. Where it is suspected sections of old plasterwork may have broken away, a simple way to assess their firmness is by tapping them and listening to see if they sound hollow. This can cause the plasterwork to lose its ‘key’ and drop away in chunks.īut condemning all older ceilings on the basis of such potential risks can be misleading. This is because the fine strips of wooden ‘laths’ that make up the structure of these ceilings can sometimes come loose from the joists they’re nailed to, as a result of movement or vibration in the floors above or because of water leakage. When it comes to historic lath and plaster ceilings, surveyors and builders are sometimes accused of being unduly alarmist. Horizontal cracking along the tops of bedroom walls where they meet the ceilings could also be a symptom of movement in the roof structure. If this is suspected you need to urgently check if there is anything suspicious located directly above the ceiling and seek professional advice, which in most cases would be a structural engineer.īroader ‘structural’ causes such as settlement at foundation level will likely result in pathways of associated cracking appearing in nearby walls, typically with significantly wider cracks forming around the edges of ceilings (unless obscured by coving). Cracking here will normally be fairly localised with associated unevenness and bulging. This typically occurs where botched structural alterations have been carried out, such as DIY removals of chimney breasts or load-bearing walls. One of the most worrying scenarios is where cracking is caused by dangerous unsupported loadings balanced precariously above ceilings. (Image credit: Getty) Are the cracks in your ceiling a serious problem? Changes in ground conditions, settlement, poor construction and water leaks can all cause ceiling cracks.
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